Resolution Number 92-3-3-1; 5'7
RESOLUTION NO. 92-3-3-1
AT
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
JUAN CAPISTRANO, CALIFORNIA, APPROVING THE LEASE OF
CERTAIN PROPERTY WITHIN THE SAN JUAN CAPISTRANO
CENTRAL REDEVELOPMENT PROJECT AREA TO SOUTH
ORANGE COUNTY COMMUNITY THEATRE AND APPROVING THE
LEASE AGREEMENT PERTAINING THERETO
WHEREAS, the Community Redevelopment Agency of the City of San Juan
Capistrano (the "Agency") is engaged is activities necessary to carry out and implement
the Redevelopment Plan for the San Juan Capistrano Central Redevelopment Project
Area; and,
WHEREAS, in order to carry out and implement such Redevelopment Plan, the
Agency proposes to enter into the Lease Agreement (the "Agreement"), made a part
hereof by reference, with South Orange County Community Theatre (the "Lessee") for
the lease of the premises (the "Premises") in the San Juan Capistrano Central
Redevelopment Project Area, described in the Agreement as approximately 4,500 square
feet commonly known as the Pacific Bell Building with a mailing address of 31776 El
Camino Real; and,
WHEREAS, the Lessee has submitted to this Agency copies of said proposed
Agreement in a form desired by the Participant; and,
WHEREAS, pursuant to the California Community Redevelopment Law
(California Health and Safety Code, Section 33000 et seq.), the Agency and this City
Council held a joint public hearing on the Agreement and the proposed lease of the
Premises, having duly published notice of such public hearing and made copies of the
proposed Agreement available for public inspection and comment; and,
WHEREAS, the Agency has duly considered all terms and conditions of the
proposed Agreement and believes that the redevelopment of the Premises thereto is in
the best interests of the City of San Juan Capistrano and the health, safety, and welfare
of its residents, and in accord with the public purposes and provisions of applicable State
and local law and requirements; and,
WHEREAS, the proposed lease agreement was determined by the Planning
Director to be Categorically Exempt pursuant to California Environmental Quality Act
Guidelines (CEQA), Class I Existing Facilities, on February 20, 1992.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San
Juan Capistrano as follows:
1. The City Council has received and heard all oral and written objections
to the proposed Agreement and to the proposed lease of the Premises and
to other matters pertaining to this transaction, and that all such oral and
written objections are hereby overruled.
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2. The City Council hereby finds and determines that the consideration and
improvements to be paid by the Lessee for the lease of the Premises in
accordance with the covenants and conditions governing such lease. The
City Council hereby further finds and determines that all consideration
under the Agreement is in an amount necessary to effectuate the
purposes of the Redevelopment Plan for the San Juan Capistrano Central
Redevelopment Project.
3. The Categorical Exemption issued on February 20, 1992, adequately
considered all environmental impacts potentially caused by the proposed
lease of Premises as there are no substantial changes in the proposed
lease which would alter the determination that the project is exempt
under CEQA Guidelines, Class I: Existing Facilities.
4. The lease of the Premises and proposed Agreement, which establish the
terms and conditions therefor, are hereby approved.
5. The City Council hereby authorized the City Clerk to deliver a copy of
this resolution to the Executive Director of the Agency. A copy of the
Agreement, when executed by the Agency, shall be placed on file in the
Office of the City Clerk.
PASSED, APPROVED, AND ADOPTED this 3rd day
of March , 1992.
ATTEST:
CITY CLERK
-----
GIL-JONES, MAYOR
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF SAN JUAN CAPISTRANO )
m
I, CHERYL JOHNSON, City Clerk of the City of San Juan Capistrano,
California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of
Resolution No. 92-3-3-1 adopted by the City Council of the City of San Juan
Capistrano, California, at a regular meeting thereof held on the 3rd day
of March , 1992, by the following vote:
AYES: Councilmen Friess, Hausdorfer, Harris, Vasquez and
Mayor Jones
NOES: None
ABSTAIN: None
ABSENT: None
(SEAL)
CHERYL JOHNSON, VTY CLERK
-3-
f MR
LEASE
1. Parties and Date. This Lease Agreement ("Lease") is made as of
March 3 , 1992 and is by and between South Orange County Community Theatre,
a California non-profit corporation, ("Tenant"), and San Juan Capistrano —
Community Redevelopment Agency, a public body, corporate and politic, duly
organized and validly existing under and by virtue of the Constitution and the
laws of the State of California ("Landlord").
2. Premises. 31776 E1 Camino Real, San Juan Capistrano, California
("Premises"). The Premises are depicted in approximate location on Exhibit A
attached hereto and incorporated herein by reference. The Premises contains
approximately 4500 square feet.
3. Rent. Tenant agrees to pay One and No/100 Dollars ($1.00) rent per
month, payable in advance, on or before the first (1st) day of each month
during the Term ("Rent"). The Rent shall be paid to Landlord at the following
address: 32400 Paseo Adelanto, San Juan Capistrano, California 92675.
4. Term. The term ("Term") of the Lease shall commence on
March 3. 1992 , and shall terminate on March 2 , 19 93, provided,
however, the Term shall be automatically renewed and shall continue from
calendar year to calendar year unless sooner terminated by either party in
accordance with provisions of this Lease. This Lease may be terminated at any
time by either Landlord or Tenant by giving the other party no less than one
hundred twenty (120) days' prior written notice.
5. Use. The Premises shall be used solely for a Theatre/Playhouse and
Reader's Theatre and for no other use. Tenant shall not be permitted to
change the use of the Premises without the prior written consent of Landlord,
which consent Landlord may grant or withhold in its sole and absolute
discretion. Tenant acknowledges and agrees that Landlord and the City of San
Juan Capistrano shall have the right to utilize the Premises upon prior notice
to Tenant throughout the Term. The amount of time available for use for
Landlord or the City of San Juan Capistrano's designated activities shall not
be less than 250 of the time available during normal operating hours.
Coordination and scheduling of these activities shall be the responsibility of
the Tenant.
6. Parking. Tenant hereby acknowledges and agrees that the Premises
contains no vehicular parking for Tenant, its employees and invitees.
Landlord shall nave no obligation to provide Tenant, its employees and
invitees vehicular parking on the Premises, and Tenant shall make separate _
arrangements for same, such arrangements to be approved by the City of San
Juan Capistrano.
7. Utilities. Tenant shall pay directly to the appropriate utility
company all charges for utility services supplied to Tenant for which there is
a separate meter and/or submeter to the Premises. Tenant agrees to pay to
Landlord its share of all charges for utility services supplied to the
Premises for which there is no separate meter or submeter upon billing by
Landlord of Tenant's share. Landlord shall not be liable in damages for any
failure or interruption of any utility or service.
W
8. Condition of Premises. Tenant accepts the Premises in an "as is''
condition. Landlord expressly disclaims any warranty or representation with
regard to the condition, safety, security or suitability of the Premises for
Tenant's intended use. Landlord shall not be liable in damages for any damage
or destruction to Tenant's leasehold improvements or personal property arising
from the condition of the Premises.
9. Regulations. Tenant shall obtain, at its sole cost and expense, all
governmental permits and authorizations of whatever nature required by any
,governmental agencies having jurisdiction over Tenant's use of the Premises or
improvements to the Premises. Tenant, at its sole cost, will comply with all
applicable governmental laws and regulations. Tenant will also comply with
any and all reasonable rules and regulations promulgated by Landlord
including, but not limited to, those attached to this Lease as Exhibit B and
incorporated herein by reference.
10. Maintenance and Condition of Premises. Tenant shall maintain the
interior and exterior of the Premises in a neat, clean, orderly and safe
condition and shall be responsible for any damage done in or to the Premises
caused by Tenant or its employees, agents or contractors. Upon termination of
this Lease, Tenant shall peaceably surrender and quit the Premises in good
order, condition and repair, reasonable wear and tear excepted only and, at
Tenant's expense, shall remove all of its trade fixtures and personal property
and repair any damage to the Premises occasioned by removal of these items.
11. Improvements. Tenant shall be responsible, at its sole cost and
expense, for all improvements ("Improvements") to the Premises. All
Improvements performed by Tenant shall be constructed by Tenant in accordance
with plans and specifications prepared by Tenant and approved in advance in
writing by Landlord. Approval may be withheld, in Landlord's sole
discretion. No changes, modifications or alterations from approved plans and
specifications may be made without Landlord's prior written approval. No
approval by Landlord of any plans or specifications shall constitute (i)
approval of architectural or engineering sufficiency or representation, or
(ii) warranty by Landlord as to the adequacy or sufficiency of the plans and
specifications or the Improvements contemplated for Tenant's use or purpose.
Landlord, by approving the plans and specifications, assumes no responsibility
or liability for any defect in any Improvements constructed on the basis of
the plans and specifications. The improvements summarized in Exhibit D will
be implemented prior to occupancy of the building by the Tenant.
12. Liens. Tenant shall not permit to be placed against the Premises or
any part of the Premises any mechanics', materialmen's, contractors' or
subcontractors' liens. Tenant shall indemnify, defend and hold Landlord
harmless from all liability for any and all liens, claims and demands,
together with the costs of defense and reasonable attorneys' fees related to
same. Notwithstanding anything to the contrary set forth above, if Tenant in
good faith desires to contest the validity of any lien, then Tenant shall
procure, record and furnish to Landlord a surety bond or other security
satisfactory to Landlord in an amount equal to at least one and one-half
(1-1/2) times the amount of the contested lien, claim or demand, which bond or
other security shall discharge the lien of record and hold the Premises free
from the effect of the lien or claim. Landlord reserves the right, at any
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1107q/2299/000 -2-
time and from time to time, to post and maintain on the Premises, any portion
thereof or on the Improvements on the Premises any notices of
nonresponsibility or other notice as may be desirable to protect Landlord
against liability. In addition to and not in limitation of Landlord's other
rights and remedies under this Lease, should Tenant fail, within ten (10) days
of a written request from Landlord, either to discharge any lien or claim —
related to Tenant's use of the Premises or to bond for any lien or claim as
provided above, or to indemnify, hold harmless and defend Landlord from and
against any loss, damage, injury, liability or claim arising out of Tenant's
use of the Premises as provided above, then Landlord, at its option, may elect
to pay any lien, claim, loss, demand, injury, liability or damages, or settle
or discharge any action or satisfy any judgment and all costs, expenses and
attorneys' fees incurred in doing so shall be paid to Landlord by Tenant upon
written demand, together with interest thereon at the rate of twelve percent
(120) per annum, (but in no event more than the maximum rate permitted by law)
from the date incurred or paid through and including the date of payment.
13. Indemnity. Tenant shall indemnify, defend and hold Landlord
harmless from any loss, damage, injury, accident, casualty, liability claim,
cost or expense (including, but not limited to, reasonable attorneys fees) of
any kind or character to any person or property arising from or related to any
use of the Premises by Tenant, its employees, agents or contractors, any
improvements made to the Premises by Tenant or its agents or employees or any
breach of this Lease by Tenant or its agents or employees, or any act or
omission of Tenant or its agents or employees. Landlord shall not be
responsible for any loss or theft of any property on the Premises. Tenant
waives all claims or demands against Landlord for any loss, damage or injury
to Tenant or Tenant's property and agrees to so indemnify and hold Landlord
harmless.
14. Insurance. Prior to entering the Premises and at all times during
the Term, Tenant, at its sole expense, shall maintain a policy or policies of
insurance with a reputable insurance company acceptable to Landlord meeting
the requirements set forth in Exhibit C attached hereto and incorporated
herein by reference. Tenant shall, prior to entering into possession of the
Premises, deliver to Landlord certificates of insurance evidencing same.
15. Termination and Remedies. If Tenant is in breach of any of its
obligations under this Lease Agreement and fails to cure such breach within
forty-eight (48) hours of receipt of written notice from Landlord specifying
the nature of the breach (or commence to cure and diligently pursue such cure
to completion if such cure takes over forty-eight (48) hours), Landlord shall
have the right to terminate this Lease by written notice to Tenant. In the
event of termination due to a breach by Tenant of any provision of this Lease,
Landlord may re-enter and take possession of the Premises and remove all
persons and things. Landlord may also seek all other remedies available at
law or in equity including, but not limited to, a suit for damages or an
action for specific performance or injunction. All remedies provided in this
Lease Agreement or by law or in equity shall be cumulative and nonexclusive.
16. Inspection. Landlord and its representatives, employees, agents or
independent contractors may enter and inspect the Premises or any portion of
the Premises or any Improvements on the Premises at any time and from time to
time.
02/10/92
1107q/2299/000 -3-
63
17. Nonassignment. Tenant may not assign, sublet or otherwise transfer
its interest under this Lease. Any attempted assignment, sublet or transfer
made in violation of this provision shall be null and void.
18. Costs of Enforcement. If it is necessary for either party to employ
an attorney to commence an action to enforce any of the provisions of this
Lease, the nonprevailing party agrees to pay all costs of such action
including, but not limited to, court costs and reasonable attorneys, fees.
19. Damage and Destruction. In the case of damage by fire or other
perils (whether covered by insurance or not) which destroys all or any part of
the Premises or the building of which the Premises is a part, this Lease shall
cease and terminate as of the date of such damage or destruction. In such
event, each party shall have the right to retain the insurance proceeds
payable with respect to insurance procured by such party, and the other party
shall have no right or claim thereto.
20. Eminent Domain. In the event of an appropriation or taking under
the power of eminent domain by any public or quasi -public authority or a
voluntary sale or conveyance in lieu of condemnation but under threat of
condemnation, this Lease shall terminate and expire as of the date possession
is delivered to the condemning authority. The entire award or compensation in
any such condemnation proceeding or for diminution in the value of the
leasehold or for the fee, shall belong to and be the property of Landlord.
Notwithstanding the foregoing, Tenant shall be entitled to recover from the
condemning authority such compensation as may be separately awarded by the
condemning authority to Tenant or recoverable from the condemning authority by
Tenant in its own right for the taking of trade fixtures and equipment owned
by Tenant and for the expense of removing and relocating its trade fixtures
and equipment, but only in the event that the compensation awarded to Tenant
shall be in addition to and shall not diminish the compensation awarded to
Landlord as provided above.
21. Notices. All notices, consents, submissions for approvals,
approvals, requests, demands and other communications provided for in this
Lease Agreement shall be in writing and shall be deemed to have been duly
given and received if and when personally served or forty-eight (48) hours
after being deposited in the United States mail, registered, return receipt
requested, postage prepaid, addressed to the intended party at:
Landlord:
San Juan Capistrano Community
Redevelopment Agency
32400 Paseo Adelanto
San Juan Capistrano, California
Attention: Cassandra Walker
Tenant:
South Orange County
Theatre
P. 0. Box 890
San Juan Capistrano,
Community
CA 92693
22. Miscellaneous. This Lease constitutes the entire agreement between
Landlord and Tenant pertaining to the subject matter of this Lease and
supercedes all prior and contemporaneous agreements, representations and
understandings of Landlord and Tenant, oral or written. No supplement,
02/10/92
1107q/2299/000 -4-
modification or amendment of this Lease shall be binding unless in writing and
executed by Landlord and Tenant. No waiver of any provision of this Lease
shall constitute a continuing waiver or waiver of any other provision. This
Lease shall be construed and enforced in accordance with, and governed by, the
laws of the State of California. The headings of this Lease are for purposes
of reference only and shall not limit or define the meaning of any provision.
This Lease may be executed in any number of counterparts, each of which shall
be deemed an original and all of which shall constitute one and the same
instrument. Neither this Lease nor a short form memorandum of this Lease
shall be filed or recorded in any public office.
23. Execution. Landlord and Tenant have executed this instrument as of
the date first above written.
Landlord
SAN JUAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY, a public body,
corporate and politic
By: 1 t/eSS
Its: Kennetn L. Friess, C airman
ATTEST:
By: /S/ �hwy/ �iDLlr�5o+1
Its: Age y Secretary
Approved As to Form:
Stradling, Yocca, Carlson & Rauth
Special Counsel
02/10/92
1107q/2299/000 -S-
Tenant
SOUTH ORANGE COUNTY COMMUNITY
THEATRE, a California non-profit
corporation
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By: ----
Its:
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EXHIBIT B
RULES AND REGULATIONS
Tenant, its employees, agents and contractors shall abide by the following
rules and regulations ("Rules") and any modifications and additions to these
Rules at any time made:
1. Premises. Tenant shall not cover or obstruct sashes, sash doors,
windows, glass lights, lights or skylights. Tenant shall not use washrooms,
bathrooms or water closets for any purpose other than that for which they were
constructed. No foreign substance shall be thrown into toilets or sinks. The
expense of any breakage, stoppage or damage resulting from the violation of
this Rule shall be borne by Tenant.
2. Signs. No sign, advertisement, awning or notice visible from the
exterior of the Premises, including Tenant's planned banner sign, shall be
inscribed, painted or affixed by Tenant on any part of the building or the
Premises without the prior written consent of Landlord.
3. Large or Heavy Objects. Safes, computers and other large or heavy
objects shall be placed at Tenant's sole expense on an appropriate platform
approved in advance by Landlord.
4. Food. Unless the Lease expressly permits the use of the Premises
for a restaurant facility, no cooking shall be allowed on the Premises.
S. Security and Utility Checks. Before leaving the Premises each day,
Tenant shall (a) close and lock the windows, transoms and doors of the
Premises, (b) turn off all water faucets and water facilities, and (c) turn
off or down all utilities to the extent reasonably necessary to prevent waste
or damage.
6. Conflict of Rules with Lease. If there is any conflict,
inconsistency or ambiguity between these Rules and the Lease, the provisions
of the Lease shall control.
02/10/92
1107q/2299/000 B-1
EXHIBIT C
INSURANCE
1. Insurance Required. Effective on the date Tenant is given access to
the Premises, Tenant, at its sole cost and expense, shall procure and keep in
full force and effect during the Term the following insurance:
(a) Comprehensive liability insurance with respect to the Premises
and the operations of or on behalf of Tenant in, on or about the Premises in
an amount not less than One Million Dollars ($1,000,000.00) combined single
limit bodily injury, personal injury, death and property damage liability per
occurrence, subject to such increases in amount as Landlord may reasonably
require from time to time. Coverage shall include, but not be limited to,
personal injury, blanket contractual, cross -liability, severability of
interest, broad form property damage, products/completed operations, owned and
nonowned automobile and, if the License Agreement covers Premises in which
alcoholic beverages are served, sold and/or consumed or obtained, liquor
liability coverage. Each policy or policies shall include a provision that
(i) coverage shall be primary as respects any loss or claim arising directly
or indirectly out of the operations of Tenant, (ii) any policies carried by
Landlord shall be excess and noncontributing with such policy or policies, and
(iii) Landlord and any other parties in interest shall be an additional
insured under such policy or policies.
(b) With respect to Tenant's stock, trade fixtures, furnishings,
equipment and other items of personal property of Tenant and Tenant's
customers while in the Premises, insurance against fire, extended coverage,
vandalism and malicious mischief and such other additional perils as now are
or may be included in standard "all risk" forms in general use in Orange
County, California for an amount equal to not less than ninety percent (900)
of the actual replacement cost thereof and, when Landlord or any other party
may have some interest in said personal property, then Landlord and any other
parties in interest shall be additional insureds under such policy or policies
and such insurance shall contain a replacement cost endorsement.
2. Standard. All policies of insurance required to be carried by
Tenant under this Lease Agreement shall be written by responsible and solvent
insurance companies authorized to do business in the State of California and
having a policyholder's rating of "A" (Excellent) or better, and a financial
rating of "XII" or better, in "Best's Insurance Reports -Fire and Casualty."
All insurance required of Tenant may be furnished by Tenant under any blanket
policy carried by it or under a separate policy. A copy of each paid policy
evidencing such insurance (appropriately authenticated by the insurer) or a
certificate of the insurer certifying that the policy has been issued,
providing the coverage required hereunder and containing provisions specified
herein, shall be delivered to Landlord ten (10) days prior to the date Tenant
is given the right to possession of the Premises and, upon renewals, not less
than thirty (30) days prior to the expiration of such coverage. Landlord may,
at any time and from time to time, inspect and copy any and all insurance
policies required to be procured by Tenant hereunder. In no event shall the
02/10-92
1107q/2299/000 C-1
limits of any policy be considered as limiting the liability of Tenant under
this Lease.
3. Specific Provisions. Each policy evidencing insurance required to
be carried by Tenant pursuant hereto shall contain:
(a) A provision that the insurer will not cancel or materially
change the coverage provided by such policy without first giving Landlord
thirty (30) days' prior written notice; and
(b) A waiver by Tenant's insurer of any right to subrogation
against Landlord, its agents, employees or representatives which arises or
might arise by reason of any payment under such policy or policies or by
reason of any act or omission of Landlord, its agents, employees or
representatives.
4. Landlord's Substitute Performance. If Tenant fails to procure,
maintain and pay for, at the times and for the durations specified in this
Lease Agreement, any insurance required by this Lease or fails to carry
insurance required by law or governmental regulation, Landlord, at any time or
from time to time and without notice, may, at its option, procure such
insurance and pay the premiums therefor, in which event Tenant shall repay all
sums so paid by Landlord, together with interest thereon as provided in the
Lease, and any costs or expenses incurred by Landlord in connection therewith
within ten (10) days following Landlord's written demand to Tenant for such
payment.
5. Increased Rates. Tenant shall not carry any stock of goods or do or
permit to be done anything in or about the Premises which will in any way tend
to increase the insurance rates on the Premises, the building of which the
Premises is a part and/or the contents thereof. Tenant shall pay any
additional premium as a result of a breach of this Paragraph 5 within three
(3) days of the date of Landlord's invoice therefor.
02/10-92
1107q/2299/000 C-2
SOUTH
COUNTY
COMMUNITY
THEATRE
Mr. Steven Julian, City Manager
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
� � Exhibit D
i6 P.O. Box 890
San Juan Capistrano
California 92693-0890
anuary 21, 1992
Thank you for the opportunity to create a community theatre in
San Juan Capistrano. We appreciate your trust in our
organization and look forward to working with you in establishing
a cultural landmark in our city. We greatly appreciate the
prompt response from Cassandra Walker and others on your staff in
helping to make this project a reality.
In response to memoranda from Ron Sievers, Public Lands and
Facilities and Dan McFarland, Building and Safety we propose the
following upgrades:
1. The H.V.A.C. system will be inspected and modified to
meet our operating needs.
2. S.O.C.C.T, volunteers will build a dividing wall to
separate the theatre from the storage area according to the
specifications provided by the city.
3. The outside doors will be re -keyed as well as outfitted
with approved panic hardware.
4. Entrances from the corridor will be modified so that
doors swing outward and are outfitted with panic hardware.
5. Low voltage emergency lighting will be patched to a
dedicated circuit.
6. All electric boxes and conduits protruding from the
floor will be removed and deactivated. All light bulbs will
be replaced and the entire electrical system will be
inspected.
D-1
Page 2
S.O.C.C.T. Proposal
7. An operational phone will be installed.
8. A handicapped ramp and handrail will be installed at the
primary entrance to the building.
9. Theatre volunteers will work with city personnel to
relocate stored material and in any other capacity needed.
10. All operational costs will be assumed by S.O.C.C.T.
including utilities, cleaning and maintenance.
11. All required paperwork and insurance will be provided.
12. A floor plan is attached with proposed seating as well
as a suggested parking plan.
13. Exterior signage will conform to city requirements.
14. The small room on the west will be used as a box office
and refreshment area.
15. The room on the south of the corridor indicated "quiet
room" will be used by S.O.C.C.T. as an office and actor's
lounge. It will also house the theatre library of more than
1,500 scripts.
16. The newly formed Capistrano Valley Arts Council will be
offered office and meeting space in the facility.
17. S.O.C.C.T. will make the theatre space as well as the
office space available to other groups on a first—come
basis. A master calendar will be maintained by S.O.C.C.T.
personnel.
If there are any further questions please feel free to call me at
my office 248 0808 or home 364 6717.
Sincerely,
B.J. Scott, President
South Orange County Community Theatre